Blk 492G Tampines St 45
Project page · 99-year lease from 2018
Based on 8 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 494G | 07 TO 09 | 67 sqm | S$568,000 | S$8,478 psm | ×1.000 | S$8,478 psm |
| Aug 2026 | Blk 492G | 04 TO 06 | 67 sqm | S$510,000 | S$7,612 psm | ×1.000 | S$7,612 psm |
| Jul 2026 | Blk 494G | 04 TO 06 | 67 sqm | S$550,000 | S$8,209 psm | ×1.000 | S$8,209 psm |
| Jun 2026 | Blk 494G | 10 TO 12 | 67 sqm | S$595,888 | S$8,894 psm | ×1.000 | S$8,894 psm |
| Apr 2026 | Blk 494G | 10 TO 12 | 67 sqm | S$578,000 | S$8,627 psm | ×1.000 | S$8,627 psm |
| Apr 2026 | Blk 494G | 04 TO 06 | 67 sqm | S$565,000 | S$8,433 psm | ×1.000 | S$8,433 psm |
| Mar 2026 | Blk 494G | 04 TO 06 | 67 sqm | S$525,000 | S$7,836 psm | ×0.997 | S$7,813 psm |
| Jan 2026 | Blk 492G | 01 TO 03 | 67 sqm | S$511,000 | S$7,627 psm | ×0.997 | S$7,604 psm |
How accurate is this estimate for Tampines St 45?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 66 sales in Tampines St 45 since.
- Median error
- 3.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.03% gross yield
S$33,600 of rent a year against the estimate above · 0.09 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 494G | 3 ROOM | S$2,800 |
| Jul 2026 | 492G | 3 ROOM | S$2,500 |
| Apr 2026 | 492G | 3 ROOM | S$2,800 |
| Nov 2025 | 492G | 3 ROOM | S$3,100 |
median of 4 HDB rental approvals for 3 ROOM on Tampines St 45 since 2025-10.
Buying or selling at S$557,500?
Buying: Stamp duty on S$557,500 · Cash and CPF needed on S$557,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$557,500.
Each opens with this figure filled in; change anything there.
Primary schools near 492g Tampines St 45
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- White Sands Primary School · 599 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 696 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 889 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 912 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Pasir Ris Primary School · 1,155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,357 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,432 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,432 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,529 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,725 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,909 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 492G · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Aug 2026 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Mar 2026 | Blk 492G · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$712,888 | S$7,749 psm |
| Jan 2026 | Blk 492G · 3 ROOM · 01 TO 03 · Model A · 92 years left | 67 sqm | S$511,000 | S$7,627 psm |
| Dec 2025 | Blk 492G · 3 ROOM · 10 TO 12 · Model A · 92 years left excluded: outlier | 67 sqm | S$565,000 | S$8,433 psm |
| May 2025 | Blk 492G · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$540,000 | S$8,060 psm |
| May 2025 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Mar 2025 | Blk 492G · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$702,888 | S$7,640 psm |
| Oct 2024 | Blk 492G · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Oct 2024 | Blk 492G · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$500,000 | S$7,463 psm |
| Aug 2024 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$528,000 | S$7,881 psm |
| Jul 2024 | Blk 492G · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Apr 2024 | Blk 492G · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Apr 2024 | Blk 492G · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Mar 2024 | Blk 492G · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Mar 2024 | Blk 492G · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Dec 2023 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$482,000 | S$7,194 psm |
| Oct 2023 | Blk 492G · 3 ROOM · 10 TO 12 · Model A · 94 years left | 67 sqm | S$500,000 | S$7,463 psm |
| Sept 2023 | Blk 492G · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Aug 2023 | Blk 492G · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jul 2023 | Blk 492G · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$478,000 | S$7,134 psm |
| Jun 2023 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$485,000 | S$7,239 psm |
| May 2023 | Blk 492G · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$655,000 | S$7,120 psm |
| May 2023 | Blk 492G · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$615,000 | S$6,685 psm |
| May 2023 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Apr 2023 | Blk 492G · 4 ROOM · 10 TO 12 · Model A · 95 years left excluded: outlier | 92 sqm | S$695,000 | S$7,554 psm |
| Apr 2023 | Blk 492G · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Apr 2023 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$458,000 | S$6,836 psm |
| Mar 2023 | Blk 492G · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$617,000 | S$6,707 psm |
| Mar 2023 | Blk 492G · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Mar 2023 | Blk 492G · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Mar 2023 | Blk 492G · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$452,000 | S$6,746 psm |
| Mar 2023 | Blk 492G · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Feb 2023 | Blk 492G · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$642,800 | S$6,987 psm |
| Jan 2023 | Blk 492G · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Dec 2022 | Blk 492G · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Oct 2022 | Blk 492G · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$440,000 | S$6,567 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 492G · 4 ROOM | S$3,500 | — |
| Jul 2026 | Blk 492G · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 492G · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 492G · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 492G · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 492G · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 492G · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 492G · 3 ROOM | S$2,300 | — |
| Nov 2023 | Blk 492G · 3 ROOM | S$3,050 | — |
| Aug 2023 | Blk 492G · 3 ROOM | S$2,900 | — |
| Jul 2023 | Blk 492G · 4 ROOM | S$3,700 | — |
| Apr 2023 | Blk 492G · 4 ROOM | S$3,700 | — |
| Feb 2023 | Blk 492G · 3 ROOM | S$3,000 | — |
| Jul 2021 | Blk 492G · 3 ROOM | S$2,100 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 90 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 85 years | S$530,016 | S$585,181 | S$633,762 | S$644,846 |
| 10 years | 80 years | S$497,643 | S$606,624 | S$711,528 | S$736,633 |
| 20 years | 70 years | S$438,965 | S$652,279 | S$897,384 | S$961,827 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.